DELEGATED ITEM REPORT – PROPOSED SIDE 2-STOREY EXTENSION – SUNNYBANK COTTAGE, LITTON.

Planning Case Officer: Mark Nuttall P File No: 1649 Authorised by: JK NP Number: NP/DDD/0113/0051 Date of Report: 21 March 2013

National Guidance: NPPF Regional Guidance: EMRP 1, 2, 8, 26 and 27 Core Strategy: GSP1, GSP2, GSP3, GSP4, DS1 Local Plan Codes: LC4, LC5, and LH4

List of Background Papers (not previously published) Nil

Human Rights

Any human rights issues have been considered and addressed in the preparation of this report.

Report:

Site and surroundings

Sunnybank Cottage is a detached property situated in the village of Litton. It is set back from the main road through the village, with an area of village green separating it from the highway. It remains quite prominent in the street scene however due to its relative isolation from other buildings.

The property is two storeys high with limestone walls and slate roof. It has a single storey rear extension and small porch to the front. Whilst the general style is traditional the form is less so, with a gable much wider than the span of the front and rear elevations. There is a garden area to the rear.

The nearest neighbouring property is the Hillock to the east. The curtilage of this neighbour abuts the rear garden and east elevation of the dwelling, with the two dwellings themselves being approximately 15 metres apart. There are less immediate neighbours to the south on the opposite side of the main road, and to the west.

The property lies in the Litton conservation area.

Proposal

To construct a two storey side extension to the east elevation of the property.

Key issues

The impact of the development on the character of the property, its setting, the conservation area and on the amenity of neighbouring properties. Policy

The policies of the development plan are generally permissive of householder development provided it will not harm the character and appearance of the original building or its setting and will not harm the amenities of the site, neighbouring properties or the area (policies LC4 and LH4).

Local Plan policy LC5 states that development in conservation areas should assess and clearly demonstrate how the existing appearance of the conservation area will be preserved and, where possible, enhanced.

Comment

The land on which the proposed extension would be sited is currently not in the ownership of the applicant. It is in the ownership of the neighbouring property, the Hillock, where a family member of the applicant resides. They are currently in the process of transferring the land to Sunnybank Cottage, and the owner of the Hillock has been made aware of the application.

The scheme involves erecting a full height two storey extension adjoining the east elevation of the dwelling. The Authority’s design guidance states that extensions should be subordinate to the main dwelling, and are usually more acceptable when they extend the property by no more than 25% in size. This extension achieves neither of these as it is running parallel through the ridge of the existing building and also at the full width of the existing dwelling. In this instance however, it is considered that the dwelling can accommodate the extension without any harm to its form or character. This is because as originally constructed the building has untraditional proportions, being overly wide on the gable relative the front and rear elevations. As such, the building appears unusually narrow. This extension will improve the form of the building, extending the front and rear elevations and creating a more traditional form to the dwelling. It is therefore considered that that a deviation from these aspects of the Authority’s design guidance is appropriate on this occasion.

Materials for construction, being natural stone walls and slate roof to match the existing are considered appropriate. Window detailing is also to match that of the existing dwelling. Whilst the detailing of these windows frames is not what we would typically request, the frame colouring and heads and lintels are of traditional character and so the new proposed windows will create a consistent and acceptable finish to the building. As originally proposed the two banks of windows proposed to the south elevation were felt to unbalance this side of the building. As a result, officers requested that on each floor the two windows were pulled together to create a more singular appearance in the elevation, and bring the two most easterly windows in somewhat from the corner of the building. Two rooflights are proposed to the rear roof slope. These are considered acceptable subject to being an appropriate design with central glazing bar that will fit flush with the roofslope. This can be controlled by planning condition. Overall, it is considered that the design as revised enhances the character of the dwelling and is therefore acceptable.

The extension is not considered to create any amenity issues. It does not build upon any garden space, meaning the outdoor recreational and storage space for the dwelling remains the same. The only neighbour who would potentially be affected by the development is the Hillock to the east. To avoid any possibility of overlooking, the rear of the extension would include no windows, with the upstairs bedroom lit instead through the two rooflights. Sunnybank Cottage is set considerably lower than the Hillock and this, along with the degree of separation between the dwellings, meaning that it is not considered the extension would be overbearing on this neighbour.

The Highway Authority have stated that they have no objection to the application subject to the applicant maintaining two off-street parking spaces. The site currently has no parking spaces, and so it is not considered reasonable to impose such a condition in this instance. The extension will be prominent in public views from the main road, as is the existing dwelling. As the design is considered to enhance the property though, it is not considered that it will have any adverse effect on the character of the conservation area.

**Consultation:**

Derbyshire County Council – Highways – No objection subject to applicant maintaining 2 off-street parking spaces. Derbyshire Dales District Council – No response at time of writing. Litton Parish Council – No response at time of writing.

**Officer recommendation:**

That the application is APPROVED subject to the following conditions.

1. Standard time limit.
2. Development in complete accordance with the revised plans.
3. Stone work to match existing.
4. Roof slate to match existing.
5. Pointing to match existing.
6. Rooflights to be fitted flush with roof slope, with central glazing bar.